HomeMy WebLinkAbout048-09 Cuddy & Mezias Condominium Trust(O'Connell, Donn & Eileen)
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
File No. (f1r'~~
Fee: $300.00
Owner's name(s): Cuddy and Mezias Condominium Trust
Mailing address: c/o Reade. Gullicksen. Hanley and Gifford. LLP. 6 Youngs Way. Post
Office Box 2669. Nantucket. Mass. 02584
Phone Number: 508-228-3128
E-Mail: SLC@readelaw.com
Applicant's name(s): Donn and Eileen R. O'ConnelL Trs. of Unit 3 -Madaket Realty Trust
Mailing Address, Phone Number:, E-Mail: Same
Locus Address: 43B Massachusetts Avenue (condo lot also includes Nos. 37 and 43A)
Assessor's Map/Parcel: 60.3.1-1.2 (condo lot also includes 60.3.1 -1.1 and 1.3)
Unit Deed: Book 676 Page 147 Condo Master Deed: Book 208 Page 213 Plan.: PF 14-A
Zoning District: R-20 (proposed to be VR)
Uses on Lot- Commercial: No Residential: Dwellings: 1- Duplex no Apartments no
Date of Structure ( s): all pre-date 7 /72 Yes or
Building Permit Numbers: 2003 plumbing. 2005 electrical. 2008 electrical
Previous Zoning Board Application Numbers:
None
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
State below or attach a separate addendum of specific special permits or variance relief
applying for:
The pre-existing, nonconforming one-story (12 +/- feet) structure involved in this
application is one of three free standing dwelling units (each are separately owned as
condominium units) on an undersized lot of 14,691 SF in the Residential-20 zoning
district, where 20,000 SF is the minimum requirement and only two dwellings are
allowed without further relief. This structure has 570+/- SF of ground cover and the
total ground cover ratio for the lot is of 11.9% (the other dwellings are 628+/- feet
and 552+/- feet), in a district where up to a l2.5% ground cover ratio is allowed. This
dwelling as close a 3.9 +/- feet and a free-standing outdoor shower is as close as
4.l +/- feet from the western/side lot line at the closest point, where the minimum side
yard setback in the R-20 zoning district is 10 feet. Other structures on the lot
encroach into the setback too. The eastern most dwelling and its shed are sited as
close as 3.6+/- feet from the eastern/side lot line at its closest point and that dwelling
is as close as 14.0+/- feet from the southern/front lot line at its closest point, where
the minimum side and front setbacks are 10 and 30 feet. The middle dwelling is sited
as close as 18.1 +/- feet from the southern/front lot line at its closest point, where the
setback is 30 feet. These nonconformities pre-exist the 1972 adoption of the
Nantucket Zoning By-law. The locus and structures thereon are conforming in all
other respects.
Applicant proposed to move and alter the strucure. Applicant proposes to relocate
the structure toward the north/rear of the property by about 19.0+/- feet and to the east
by about 7.0+/- feet. The applicant would also incorporate the free-standing outdoor
shower into the structure, redesign the exterior decking so that it is also more north
and east, and add a second story. The altered structure would have the same ground
cover, but would have a ridge height of25.0+/- feet and would be as close as 5.0+/-
feet from the northern/rear lot line at its closest point, where the minimum rear
setback is 10 feet.
The Applicant also notes that although this lot is in the R-20 district, zoning
changes proposed for the September 2009 Special Town Meeting could place it in the
Village Residential (VR) district. If this change is adopted, the Applicant's proposed
alterations would be more nonconforming. The structure would be as close as 10.8+/-
feet to the western/side lot line and as close as 5.0+/- feet to the rear yard setback in a
district with a 15 foot side and rear yard setback. The lot would also be at 11.9%
ground cover in a district where only a 10.0% ground cover ratio would be allowed.
Accordingly, Applicant requests reliefby Special Permit under Nantucket Zoning
Bylaw Section 139-33.A (4) for the alteration of the pre-existing nonconforming
structure where the change is not substantially more detrimental to the neighborhood
than the existing nonconformities.
Applicant further requests relief by Variance under Nantucket Zoning Bylaw
Section 139-32, to the extent needed, to create new nonconformities on the basis of
soil conditions, topography, that literal enforcement ofthe Nantucket Zoning Bylaw
will cause the Applicant a substantial hardship, and that the desired relief poses no
substantial detriment to the public good and does not nullify or substantially derogate
the intent and purpose of the Bylaw. Applicant notes that this land, in the Madaket
section of Nantucket, is subject to severe and progressing erosion from the south west
and that similar approval was recently granted to the Applicant's direct westerly
abutter at 45 Massachusetts Avenue.
I certify that the information contained herein is substantially complete and true to the
best of my knowledge, under the pains and penalties of perjury.
SIGNATURE:
Cuddy and Mezias Condominium Trust and Unit 3 -Madaket Realty
Trust as condominium and unit owners,
~~
./ Steven L. Cohen, their attorney
SIGNATURE:
OFFICE USE ONLY
Application received on:_1 _I _ By:_ Complete:_ Need Copies:_
Filed with Town Clerk_I _I_Planning Board:_1 _I_Building Dept.:_1 _I _ By:_
Fee deposited with Town Treasurer:_1 _I _ By:_ Waiver requested:_
Granted:_1 _I_Hearing notice posted with Town Clerk_I _I _ Mailed:_1 _1_
I&M_I _I _ &_1_1_ Hearing(s) held on:_1 _I_Opened on :_1 _I _
Continued to:_1 _I _ Withdrawn:_1 _I _ Decision Due By:_1 _I _
Made:_1 _I_Filed w/Town Clerk_I _I _ Mailed:_1 _1_
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
August 20, 2009
Zoning Board of Appeals
2 Fairgrounds Road
Nantucket, Mass. 02554
Nantucket Conservation Commission
""l,.., ".1 I ~', 1. ~ .." ." 4- ,_ ., ,,",.L. _~ ._ L
.J I H (l')lll1'!SlVLl 0l11;:,~,
Nantucket, Mass. 02554
Board of Health
37 Washington Street
Nantucket, Mass. 02554
Re: Map 60.3.1 Parcels 1.1,1.2, 1.3. (37. 43A and 43B Massachusetts Avenue)
Dear Sirs/Madame:
We the undersigned owners of the above referenced parcel of land also known as the
Cuddy and Mezias Condominium hereby authorize Donn O'Connell to file applications
to the above listed boards for the following described work:
1. Relocation and expansion of#43B Massachusetts Avenue (Unit 3)
2. Conversion of dwellings #37 (Unit 1), #43A (Unit 2) and #43B (Unit 3)
to accommodate individual or a central composting unit.
3. Conversion of the existing septic system to a grey water system.
4. Perrnit loc;3.tlcrr of ~xi~ting 'u.-re!!.
/~~,"
~eti2el R. Hehir (Unit 1)
/ (1 "
(~./2tvv" (] ~7
Unit 3 - Madakct Realty Trust
Donn & Eileen R. O'Connell, Trustees (Unit 3)
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To'-\'1: of Nantucket
Zoning Board of Appeals
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
'PO n f1 0 r UJ r'l ~'I -r N ~~ ,- ()n ,..,.- 3 fVlQ-ttP .v~1 iVtt.. tf~fTrvsr
Cl.tI.& LJ f\ d" 2> C u. ct ~ ~ Me.lCl a. 5; Ct1'v!.do m tf1 I.HI'I
PROPERTY Ow:'fER,........,................ ...........' ,., ......,.,.....,....... 7. ~!,-r
c/o Reade, Gullicksen, Hanley & Gifford, LLP
MAILING ADDRESS., .~..~9"~?S.'.~. .~~Y.r.. ~~~t.':l~~e.~.r. ..~~.... ~2.??~....
PROPERTY LOCATlON... ,..~~.O.. .~A??" .(t~(..,...."...oo...,.....,.
ASSESSOR MAPIPARCEL....., ..~.o.'.~: loo.... ...1.'. .~.(.I~.I. ..'1: Jr.? .A~~.W)
SUBMITTED BY., ~~~~.~.,: ..~~.~.~ ~~.~.~~~!. ..~~~~.~X..~.. .<?~~~.?J;.~.......,..
SEE ATTACHED PAGES
I certify that the foregoing is a list of all persons who are owners of abutting
property. owners of land directly opposite on any public or private street or way;
and abutters ofthe abutters and an other land owners within 300 feet of the
property line of owner's property, as they appear on the most recent applicable tax
list (JVLG,L. c. 40A, Section 11 and Zoning Code Chapter 40A, SectIon 139-29B
(2).
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.4SSESSORIS OFFICE
TOWN OF NANTUCKET
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Massachusetts Audubon Society
153 Hummock Pond Road
Nantucket, MA 02554
Ronald G. & Diane R. Russo
& John F. Conforti
1410 Glenwood Rd
Brooklyn, NY 11230
Town of Nantucket
16 Broad St
Nantucket, MA 02554
James B. & John F. Rogers
PO Box 110
ll00 Ligonier St
Latrobe, PA 15650
Resident
Resident
34 Rhode Island Ave
Nantucket, MA 02554
County of Nantucket
16 Broad St
Nantucket, MA 02554
Martin Levine
PO Box 563
Westport, CT 06881
Theodore B. & Kim M. Goodnow
32 Whitaker Ln
Princeton, MA 01541
Richard 1. Glidden, Trustee
36 Massachusetts Ave Realty Tr
37 Centre Street
Nantucket, MA 02554
James B. & John F. Rogers
PO Box 110
Latrobe, P A 15650
Town of Nantucket
16 Broad St.
Nantucket, MA 02554
David W. & Chester A. Faunce
4 Beacham PI
Hingham, MA 02043
Nantucket Conservation
Foundation, Inc.
PO Box 13
Nantucket, MA 02554
43B Massachusetts Ave.
60.3.1 1.2
Set l of Two
Page 1 of 1
John K. Pitcher
c/o Alice Pitcher
PO Box 55
Barnstable, MA 02630
Anna H. Mankovits
o
Roslindale, MA 02131
James R. Okonak, Tr
UWO Harriette E. Rogers
PO Box 110
Latrobe, PA 15650
Daniel G. Crozier, Jr.
& James B. Crozier
PO Box 110
Latrobe, P A 15650-0110
Frank J. & Frances H. Casey
100 Knollwood Rd
N. Quincy, MA 02171
Barbara A. Heneghan
199 Mountain Rd
N. Granby, CT 06060
Steven L. Cohen
Reade, Gullicksen, Hanley & Gifford, LLP
PO Box 2669
Nantucket. MA 02584
Massachusetts Audubon Society
153 Hummock Pond Road
Nantucket, MA 02554
Ronald G. & Diane R. Russo
& John F. Conforti
1410 Glenwood Rd
Brooklyn, NY 11230
Town of Nantucket
16 Broad St
Nantucket, MA 02554
James B. & John F. Rogers
PO Box 110
1100 Ligonier St
Latrobe, P A 15650
Resident
Resident
34 Rhode Island Ave
Nantucket, MA 02554
County of Nantucket
16 Broad St
Nantucket, MA 02554
Martin Levine
PO Box 563
Westport, CT 06881
Theodore B. & Kim M. Goodnow
32 Whitaker Ln
Princeton, MA 0 l541
Richard J. Glidden, Trustee
36 Massachusetts Ave Realty Tr
37 Centre Street
Nantucket, MA 02554
James B. & John F. Rogers
PO Box 1 10
Latrobe, P A 15650
Town of Nantucket
16 Broad St.
Nantucket, MA 02554
David W. & Chester A. Faunce
4 Beacham PI
Hingham, MA 02043
Nantucket Conservation
Foundation, Inc.
PO Box 13
Nantucket, MA 02554
43B Massachusetts Ave.
60.3.1 1.2
Set d-. of Two
Page 1 of 1
John K. Pitcher
c/o Alice Pitcher
PO Box 55
Barnstable, MA 02630
Anna H. Mankovits
o
Roslindale, MA 02131
James R. Okonak, Tr
UWO Harriette E. Rogers
PO Box 110
Latrobe, P A 15650
Daniel G. Crozier, Jr.
& James B. Crozier
PO Box 110
Latrobe, PA 15650-0110
Frank J. & Frances H. Casey
100 Knollwood Rd
N. Quincy, MA 0217l
Barbara A. Heneghan
199 Mountain Rd
N. Granby, CT 06060
Steven L. Cohen
Reade. Gullicksen, Hanley & Gifford, LLP
PO Box 2669
Nantucket. MA 02584
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
I
1'0
Date: November 2, 2009
To: Parties in Interest and Others concerned with the Decision of
the BOARD OF APPEALS in the Application of the following:
Application No:
048-09
Owner/Applicant:
Donn O'Connell and Eileen R. O'Connell
Enclosed is the Decision of the BOARD OF APPEALS which has this
day been filed with the office of the Nantucket Town Clerk.
An Appeal from this Decision may be taken pursuant to Section 17
of Chapter 40A, Massachusetts General Laws.
Any action appealing the Decision must be brought by filing a
complaint in Land Court within TWENTY (20) days after this day's
date. Notice of the action with a copy of the complaint and
certified copy of the Decision must be given to the Town Clerk so
as to be received within such TWENTY (20) days.
f!"- 1. #;fH (JI>8)
Michael J. O'Mara, Chairman
cc: Town Clerk
Planning Board
Building Commissioner/Zoning Enforcement Officer
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT
AND WILL EXPIRE IF NOT ACTED UPON ACCORDING TO NANTUCKET ZONING
BY-LAW SECTION 139-30 (SPECIAL PERMITS); SECTION 139-32
(VARIANCES). ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD
OF APPEALS OFFICE AT 508-228-7215.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road, Nantucket, Massachusetts 02554
Assessor's Map 60.3.1, Parcel 1.2
43B Massachusetts Avenue (condo
lot also includes Nos. 37 and 43A)
Residential - 20
Plan File 14-A
Unit Deed: Book 676 Page 147
Condo Master Deed: Book 208 Page 213
DECISION:
1. The Nantucket Zoning Board of Appeals held a public hearing on October 8,
2009, in the Garage Area at 2 Fairgrounds Road, Nantucket, Massachusetts regarding the
application of Donn O'Connell and Eileen R. O'Connell, Trs. of Unit 3 - Madaket
Realty Trust, U/D/T dated November 6,2000 and recorded at the Nantucket Registry of
Deeds at Book 676, Page 154, c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post
Office Box 2669, Nantucket, Massachusetts 02584, Board of Appeals File No. 048-09.
The Board made the following Decision.
2. Applicants are requesting Special Permit relief pursuant to Nantucket Zoning
Bylaw Section 139-33.A.(4) (alteration of pre-existing, nonconforming structures) in
order to relocate the structure toward the north/rear of the property. The Applicant is also
proposing to incorporate the free-standing shower into the structure, redesign the exterior
decking, and add a second story. The altered structure will have the same ground cover;
but, will have a ridge height of twenty- five (25) feet and will be as close as five (5) feet
from the rear yard setback and as close as ten (10) feet from the westerly side yard
setback in a zoning district that presently requires a ten (10) foot side and rear yard
setback; but, pending Special Town Meeting approval, the zoning requirements will be
changed to require a fifteen (15) foot side and rear yard setback. In the alternative, the
Applicant is requesting variance relief pursuant to Nantucket Zoning Bylaw Section 139-
32 (variances) from the intensity regulations in Nantucket Zoning Bylaw Section 139-16
(intensity regulations) to perform the requested work. The site is located at 43B
Massachusetts Avenue, is shown on Nantucket Tax Assessor's Map 60.3.1 as Parcel 1.2
(the condo also includes 60.3.1/1.1 and 1.3), is shown as Plan File 14-A, and is recorded
at the Nantucket County Registry of Deeds in Book 676, Page 147 and Book 208, Page
213. The site is zoned Residential- 20.
2. Applicants proposed to alter the pre-exIstmg nonconforming structure by
removing it and replacing it with a new structure of substantially the same ground cover
relocated in the northwesterly corner of the property. The new structure would be on
piers, would incorporate the free-standing outdoor shower into the structure, would have
redesigned exterior decking, and would have a second story with a ridge height of up to
25.0 feet, all as approved by the Nantucket Historic District Commission. The new
structure would be as close as 5.0+/- feet from the northern/rear lot line at its closest
point, where the minimum rear setback is 10 feet, but the structure would be moved east
to the place it at least 10.0 feet from the western/side setback.
3. The Applicants also noted that zoning changes approved by Article 20 at the
September 2009 Special Town Meeting place this 10t in the Village Residential (VR)
district as of January 31, 2010. This change would render Applicants' proposed
alterations more nonconforming, as the structure would be as close as 10.0+/- feet to the
western/side lot line and as close as 5.0+/- feet to the rear yard setback in a district (VR)
with 15 foot side and rear yard setbacks. Further, although no substantial ground cover
changes are proposed, the lot would also be at 11.9% ground cover in a district where
only a 10.0% ground cover ratio would be allowed.
4. Our decision is based upon the application and accompanying materials, and
representations and testimony received at our public hearing. There was no Planning
Board recommendation, as no matter of planning concern was presented. Oral and
written presentations were made by the Applicants' representative, and no opposition or
concerns were presented by the abutters or the public. A letter of assent to the
application was filed by Michael R. Hehir (Unit 1), Bruce Hauptman (Unit 2), and Donn
O'Connell and Eileen R. O'Connell (Unit 3), as Trs. of Cuddy and Mezias Condominium
Trust, UID/T dated December 7, 1981 and recorded at the Nantucket Registry of Deeds at
Book 187, Page 332. Applicants stated that such pre-existing nonconformities are
common in this area, that such relief is commonly granted by the Board of Appeals in
this area (as it recently was to the direct westerly abutter at 45 Massachusetts A venue)
due to the severe and progressing erosion from the south west.
5. Therefore, based upon the foregoing, the Board of Appeals finds that the
proposed alterations would constitute alterations to a nonconforming structure requiring
relief, but that said alterations would not be substantially more detrimental to the
neighborhood than the existing nonconformities and would be consistent with similar
relief granted to properties nearby and properties similarly situated. The Board further
finds that the alterations create new nonconformities requiring relief, but that the desired
relief poses no substantial detriment to the public good and does not nullify or
substantially derogate the intent and purpose of the Bylaw on the basis of soil conditions,
topography, and that literal enforcement of the Nantucket Zoning Bylaw will cause the
Applicant a substantial hardship.
6. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested
relief by SPECIAL PERMIT pursuant to Nantucket Zoning By-law Sections 139-
33(A)(4) to allow the structure to be removed and to allow a new structure to be relocated
with substantially the same ground cover, on piers, with redesigned exterior decking and
with a second story with a height of up to 25.0 feet, all in substantial compliance with the
site plan entitled "ZBA Permit Plot Plan, 43B Massachusetts Avenue, Unit 3 Cuddy and
Mezias Condominium Trust in Nantucket, Massachusetts," dated September 3, 2009, and
prepared by Nantucket Surveyors, LLC. subject to the following conditions:
a. The ground cover ratio shall not exceed 11.9% without further relief from this
Board, and
b. The structure shall not be closer than 5.0 feet from the northern/rear lot line, nor
shall it be closer than 10.0 feet from the western/side lot line without further relief
from this Board.
SIGNATURE PAGE TO FOLLOW
Dated: VQ/ ~ ' 2009
Mi~;:~
~
Lisa Botticelli
c6)r~~
Susan McCarthy
Nantucket, ss, M#h/ /J.tA,. ,)i009
day of ~ 2009, before me, the undersigned Notary Public, personally appeared
JI? rllt , who is personally known to me, and who is the person whose
name is signed on the precedi g or attached document, and who acknowledged to me that he/she signed it
voluntarily for its stated purpose.
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